Systems and methods for generating a facilities report

ABSTRACT

Systems and methods for generating a facilities report for a property. A computer can receive survey data from the mobile device. A facilities report for the property can be generated based on the survey data.

CROSS-REFERENCE TO RELATED APPLICATIONS

This application claims the benefit of U.S. application Ser. No. 13/835,984 filed Mar. 15, 2013, which is a Continuation-in-part Application of U.S. application Ser. No. 13/741,027 filed Jan. 14, 2013 (now U.S. Pat. No. 8,612,277), which is a Continuation Application of U.S. application Ser. No. 12/690,468 filed Jan. 20, 2010 (now U.S. Pat. No. 8,433,600), which is a Continuation-in-part Application of U.S. application Ser. No. 11/875,518 filed Oct. 19, 2007 (now U.S. Pat. No. 8,428,994), which are incorporated by reference in their entireties.

FIELD OF THE INVENTION

The present invention relates to a system and method for evaluating facilities condition and more specifically, to a customizable system and method for gathering comprehensive information including image capture of a facility or group of facilities to enable a user to make informed decisions relating to the facilities by embedding professional expertise to impart knowledge to a user.

BACKGROUND OF THE INVENTION

Facilities managers face the daunting task of gathering information relating to the current condition of the facility and facilities systems under their management. Often, due to the overwhelming nature of the task and relatively high level of knowledge required of the vast number of facilities systems, facilities managers do not have an accurate picture of the facilities and the condition of the facilities in their care.

One of the goals of a facilities manager is to identify problems in a timely manner, remedy the identified problems at an early stage and project capital budgets so as to extend the life cycle of the facility. To accomplish these tasks, facilities managers have traditionally relied upon various calculations to manipulate Facilities Management Information (FMI) to track costs and generate capital budgets for the maintenance and construction of facilities.

However, the facilities manager typically has had to compile information in an ad hoc manner, for example, filling out paper questionnaires or check sheets related to certain buildings systems and entering the information into, for instance, a spread sheet program. Alternatively, facilities managers have had to hire outside engineers or other professionals to come into the facility to provide a report on a particular facility including the facilities system(s). However, it can be expensive to hire professionals to come into a facility, do an inspection of a particular system and/or systems and then furnish a report on the condition and expected life of the particular system(s). Still further, some facilities managers have created their own system of checking certain facilities systems and have hired personnel with particular expertise with certain systems.

All of these methods, however, are time-consuming and expensive and do not allow the facilities manager to obtain an accurate picture of the current condition of a facilities systems in a cost-effective and timely manner. In addition, the ad hoc information obtained by various facilities managers, while somewhat helpful, often is not complete nor is it provided in an industry standard format. Therefore, if a professional firm is hired to analyze the current systems in the facilities, often they must completely reevaluate the facilities systems.

Additionally, facilities managers for facilities utilized by government agencies and departments are often required to provide a building survey reports designed to meet federal mandates. For example, some mandates require government agencies and departments to collect and report information on all real estate assets owned by the federal government.

SUMMARY OF THE INVENTION

What is desired then is a system and method for providing accurate building information to a facilities manager relating to facilities systems.

It is further desired to provide a system and method allowing a user with limited knowledge of facilities systems to generate a relatively accurate report of the current facilities and/or facilities systems.

It is still further desired to provide a system and method for rapidly generating an accurate report of the current facilities systems as a basis for preparation of capital budgets for the maintenance and construction of facilities.

It is yet further desired to provide a system and method allowing a user with limited knowledge to generate an accurate report of the current condition of facilities and their systems in a format that is an industry standard.

It is still further desired to provide a system and method for allowing a user to quickly and easily generate a facilities report to comply with industry requirements.

It is also desired to provide a system and method that allows a user to generate a facilities report that includes only the particular building/property surveys the user desires.

It is further desired to provide a system and method that allows a user to customize the facilities report to the specifics of the user's specific portfolio requirements.

These and other objects are achieved in one embodiment of the invention by the provision of a system that presents a user with a facilities survey comprising a series of questions/options related to various facilities and/or facilities systems. The user may, in one advantageous embodiment, access the facilities survey through a webpage with a computer via a network connection. A series of questions/options are categorized according to the type of report the user desires to generate, the information associated with the particular report and by individual facility system and are designed to guide the user to look for particularly relevant information to provide an accurate and informative facility report. It should be noted that the use of the term report may include among other things, numerous different types of information and data that may be accessed by a user in virtually any format, whether in a printed format, or on computer or any other medium such that the information may be understood by a user. Additionally, the series of questions/options presented to the user may be altered by the user. For example, rather than the user being presented with a full range of survey questions/options relating to many differing building/property systems, the user may select certain categories or questions/options to answer to generate a report relating to a particular system(s).

As used herein, the following definitions apply to the terms listed. The term “data” as used herein means any indicia, signals, marks, symbols, domains, symbol sets, representations, and any other physical form or forms representing information, whether permanent or temporary, whether visible, audible, acoustic, electric, magnetic, electromagnetic or otherwise manifested. The term “data” as used to represent predetermined information in one physical form shall be deemed to encompass any and all representations of the same predetermined information in a different physical form or forms.

The term “network” as used herein includes both networks and internetworks of all kinds, including the Internet, and is not limited to any particular network or inter-network.

The terms “coupled”, “coupled to”, and “coupled with” as used herein each mean a relationship between or among two or more devices, apparatus, files, programs, media, components, networks, systems, subsystems, and/or means, constituting any one or more of (a) a connection, whether direct or through one or more other devices, apparatus, files, programs, media, components, networks, systems, subsystems, or means, (b) a communications relationship, whether direct or through one or more other devices, apparatus, files, programs, media, components, networks, systems, subsystems, or means, and/or (c) a functional relationship in which the operation of any one or more devices, apparatus, files, programs, media, components, networks, systems, subsystems, or means depends, in whole or in part, on the operation of any one or more others thereof

The terms “first” and “second” are used to distinguish one element, set, data, object or thing from another, and are not used to designate relative position or arrangement in time.

It should be noted that the term “facility” and “facilities” as used herein are intended to include real estate and any improvements made thereon including, for example but not limited to, building(s), infrastructure associated with the building(s) whether inside or outside of the buildings, roads, pathways, outdoors recreational areas and systems associated therewith.

The terms “Facility Condition Index” or “(FCI)” as used herein is a grading system used to rate the condition of a facility with a rating of 0.0 equating to a facility in perfect condition and ranging to a rating of 1.0 where the cost to repair equals the cost to replace the facility.

The user may, in one advantageous embodiment depending upon the type of report desired, be presented with a series of options relating to, for example, a facility system and/or systems. The series of options may be related to a particular facility system, such as for example, the windows in a building. The user performs a visual inspection of the windows and then answers questions and/or responds to options presented by the system. Additional information relating to windows may already be input into the system. The additional information may include, for example, cost data associated with repair and or replacement of the windows. Alternatively, the additional information may include facilities system data information relating to the existing building system, such as an identification of the type of window, manufacturer, model, quantity in the building and previous and/or current condition, etc. One of the options allows a user to take a picture of the system or device and associate that picture (e.g., a digital picture) with the system and one or more of the options.

In the above example, the user is presented with a series of options/questions by, for example, accessing an Internet webpage, the series of options relating to the windows in a particular building. After inspecting the windows, the user inputs survey information based on the series of options, which are submitted to the system. The system based on the user's answers, associates known facilities system data and cost data with the submitted information/answers to generate a report. The report may provide, for example, a current status of the particular system, a description of the work to be accomplished, and an estimated cost to perform the work. The report may also include a replacement cost for the window(s), the quantity of windows needed, and the removal and installation costs for the windows affected. It is further contemplated that the associated costs could also account for the geographic location of the facilities as labor costs are known to vary from one geographic location to the next. Still further, the associated costs could be updated in the system on a periodic basis. Additionally, the cost per unit may be dependent upon the total units to be obtained. In this manner, a facilities manager is able to provide a relatively complete and accurate report despite having limited knowledge of the facility or the systems associated with the facility as the system associates a wide array of expertise to the various system questions answered by the user. This is because specialized knowledge for each system is associated with the questions related to each system such that the user is provided with a report that draws on the expert knowledge of many systems experts. It is further contemplated that life cycle data may be provided to the user, including for example, in the generated report. The life cycle data may include information including, but not limited to, identifying when the system(s) was installed, identifying any and/or all maintenance performed on the system(s) that may or may not affect the life cycle of the system, and information relating to an estimated end-of-life for the system. All of this life cycle data may, in one advantageous embodiment, be provided to the user in a format selected by the user and/or provided in the facilities report.

While the system may be used with many differing types of facilities having one or more locations and one or more buildings on each location, in a preferred embodiment the system used for facilities having buildings with at least a minimum of 1,000,000 aggregated square feet. For example, this could include a single building comprising 1,000,000 square feet or multiple buildings that when aggregated comprise 1,000,000 square feet. It has been determined that the larger the facility and subsequently that larger and/or more numerous the associated system(s), the ability of the system to generate an even more accurate cost estimate increases.

It is further contemplated that the facilities report that is generated can provide an analysis of the facilities or building systems so as to provide for a targeted assessment of various systems. For example, the report can identify which systems are in need of immediate attention identifying a suggested priority in which the variously identified systems could be addressed. The assessment could include, for example, a time frame within which work should to be performed on the particular facilities system and/or a cost associated with the work to be performed on the particular facilities system and/or within the particular time frame.

The facilities report generated by the system could further include an asset report. The asset report could comprise various information related to the facilities including, for example, an identification of the property, a description of the type of property, a description of how the property is being used, a replacement value for the property, an assessment of the property utilization, and the FCI of the property. This report could also include a funding/FCI graph that illustrates funding of a particular facility over time versus FCI, which graph may further be customizable to allow for a variable number of years in the projection.

Still further, the facilities report could include a compliance report as is required, for example, by Government mandates. The compliance report can provide all the information required by the federal mandate including, for example but not limited to, the facilities location, the facilities description, the utilization of the facilities, the condition of the facilities systems, and compliance and/or non-compliance with applicable building codes.

It is further understood that the facilities report can include any amount of information or be targeted to certain facilities systems as desired by the user. For example, the system can allow the user to add or remove certain systems from a survey to include or exclude them from the facilities report. The system further allows the user to alter or rename systems as desired. Finally, the system also allows for copying of existing system information to account for varying conditions and priorities. This provides the specific benefit that end-users will have more control over field data collection and the adding of building systems on the fly will increase survey accuracy to provide enhanced planning and reporting.

The survey of the various systems and facilities may be accomplished by use of a tablet-type device (e.g., a hand-held mobile computing device, such as, for example, an iPad® or similar device) that allows the user to access a web page to input the survey data. In an embodiment, the user accesses the web page application, logs in and either selects the project associated with the facility or opens a new project and enters information in relating to the project (facility address, number of buildings, square footage of the building(s), etc.). The user may be presented with a series of options relating to various facilities systems (such as, electrical, mechanical, life protection, HVAC, etc.), which the user can enter information relating to the particular system. Additionally, the user may find it advantageous to take a digital picture of the system (e.g., the user decides to take a picture of the service entrance name plate listing the model, voltage, phase, amperage, etc. of the panel). In order to take the picture, in one embodiment the user is presented with a Graphic User Interface that may take the form of a button on the screen of the mobile device allowing the user to take a picture and upload the picture to the server associated with the web page. Alternatively, the user may have a separate digital camera and, upon taking a picture(s), can upload the picture to the server associated with the web page. In this manner, when viewing the survey information relating to the particular facility system, not only can a user see the information about the system, but the user can also see a digital photograph (or video clip) showing the actual system. This can be very helpful in determining whether or not a particular system needs urgent maintenance or repair. For example, a high pressure pipe may not appear to need urgent repair to an individual with little training, but a digital picture could be analyzed remotely by a person with significant expertise who could make the determination as to whether urgent action is required. Additionally, numerous digital pictures (or video clips) could be taken and saved on the device or camera during the survey and then later uploaded and associated with the particular systems at a later time. Still further, previous digital pictures can be pulled up on the mobile device so that the user performing the survey can compare the previous condition to the current condition, both of which can be time-stamped for documentation purposes. In another embodiment, the digital photo GUI can automatically route a digital photo(s) to one or more locations (e.g. automatically send to the web page server such that the photo(s) is associated with the particular system; and/or save the photo(s) on the mobile device.)

It is still further understood that the user device (mobile device) may include Global Positioning System (GPS) functionality such that the device will automatically identify a location of the device that may be associated with a facility address/location. In this manner, when a user arrives at a facility, the device may automatically query the user to determine if a file relating to a facility corresponding to the identified location should be accessed. Likewise, survey data (including photos/videos/video clips/etc.) can be automatically associated with a particular facility based on an identified location of the device. All of this allows for ease of use and greater efficiency for the user.

In one advantageous embodiment a method for generating a facilities report is provided comprising the steps of generating a series of options relating to various facilities, storing the series of options on a storage accessible by a system computer and generating and storing facility data selected from the group consisting of compliance data, facilities system data and combinations thereof, that relate to various facilities. The method further comprises the steps of associating the facility data with the series of options, presenting the series of options to a user accessing a user computer coupled to the system computer via a network connection and receiving survey data from the user, the survey data based on the user's responses to the series of options. Still further, the method further comprises the steps of gathering facility data based on the survey data received from the user, generating a facilities report based on the survey data and the gathered facility data and presenting the facilities report to the user.

In another advantageous embodiment a system for generating a facilities system report is provided comprising a system computer accessible by a user computer via a network connection and a facilities data storage accessible by said system computer. The facilities data storage has stored thereon a series of options relating to various facilities and facilities data selected from the group consisting of compliance data, facilities system data and combinations thereof, which relate to various facilities, where particular facilities data is associated with particular options of the series of options. The system is provided such that the series of options is presented to the user. The system further comprises survey data received by the system computer, the survey data being based on the user's responses to the series of options. The system still further comprises a facilities report generated by the system computer and is based on the received survey data and gathered facilities data associated with the survey data.

In still another advantageous embodiment a method for generating a facilities report is provided comprising the steps of generating a series of options relating to various facilities systems and storing the series of options on a storage accessible by a system computer. The method further comprises the steps of generating and storing cost data associated with particular facilities systems where the cost data includes labor costs and/or

materials costs. The method still further comprises the steps of associating the cost data with the series of options, presenting the series of options to a user accessing a user computer coupled to the system computer via a network connection and receiving survey data from the user, the survey data based on the user's responses to the series of options. Finally, the method comprises the steps of gathering cost data based on the survey data received from the user and generating a facilities report based on the survey data and the gathered cost data.

In another advantageous embodiment a method for generating a facilities report where facilities data is associated with a series of options relating to various facilities and stored on a storage coupled to a system computer is provided, the method comprising the steps of presenting the series of options to a user accessing a user computer coupled to the system computer via a network connection and receiving survey data from the user, the survey data based on the user's responses to the series of options. The method further comprises the steps of selecting facility data based on the survey data received from the user and generating a facilities report based on the survey data and the selected facility data.

In yet another advantageous embodiment a system for generating a facilities report is provided comprising a system computer, a user computer coupled to the system computer via a network connection and a facilities data storage accessible by the system computer. The system is provided such that the facilities data storage has stored thereon facilities data associated with a series of options relating to various facilities systems. The system is further provided such that the series of options presented to the user. The system further comprises survey data received by the system computer and stored on the facilities data storage, the survey data corresponding to the user's responses to the series of options and a facilities report generated by the system computer, the facilities report generated based on the received survey data and on certain facilities data corresponding to the received survey data.

Other objects of the invention and its particular features and advantages will become more apparent from consideration of the following drawings and accompanying detailed description.

BRIEF DESCRIPTION OF THE DRAWINGS

FIG. 1 is a block diagram of one embodiment of the present invention;

FIG. 2 is a block diagram of the embodiment according to FIG. 1;

FIG. 3 is a block diagram of the embodiment according to

FIGS. 4 and 5 are screen shots of the embodiment according to

FIGS. 6-37 are screen shots of the embodiment according to

FIGS. 38-40 are screen shots of various reports generated by the system according to

FIG. 2;

FIGS. 41 and 42 are screen shots depicting running action cost, running survey cost and running survey FCI;

FIG. 43 is a block diagram of an advantageous embodiment of the present invention according to FIG. 1;

FIG. 44 is a screen shot depicting the web page interface showing the photo browser feature of the survey system; and

FIG. 45 is a screen shot depicting the graphic user interface to manage asset photos.

DETAILED DESCRIPTION OF THE INVENTION

Referring now to the drawings, wherein like reference numerals designate corresponding structure throughout the views.

FIG. 1 is a block diagram of an advantageous embodiment of the present

FIGS. 41 and 42 are screen shots depicting running action cost, running survey cost and running survey FCI;

FIG. 43 is a block diagram of an advantageous embodiment of the present invention according to FIG. 1; invention depicting a system 100 for generating a report 110. A user 102 accesses the system 100 with a computer (not shown). In one embodiment, the system 100 is accessed via a network connection such as, for example, the Internet. The user 102 may be presented with a webpage allowing access to system 100.

Referring now to FIGS. 1 through 4, the user 102 may be, for example, a facilities manager that accesses the system to generate a report 110 relating to the facilities. Initially the user 102 will log-in 122 to system 100 to generate and/or input user information into a user account. Once completed, the user 102 may then input building information 126 relating to the facilities. This information may include, for example but is not limited to, the name of the facility, the address, the type of facility, the quantity or number of buildings, the number of floors in the building, the area of the building, the owner of the facility, a description of use, historical information, the year of construction and/or renovation, the architect and/or construction company, the replacement value and the FCI (FIG. 4), to name just a few of the many categories of information that may initially be input into system 100.

This initial information may be stored in, for example, user data storage 108 accessible by system 100.

Once this initial building information 126 is input into system 100, user 102 has the opportunity to view the assets 124 listed on the system. However, to provide a meaningful report on the facilities, the user will need to gather and input additional information into system 100 relating to the various buildings and facilities systems.

To that end, the user 102 may begin a comprehensive survey of the facilities. It is contemplated that the user may select a survey type 128, such as for example, inputting information relating to a particular system(s) or even select a survey level 130 including more or less information in the initial survey and corresponding report to be generated. Alternatively, the user 102 could proceed with a standard comprehensive survey provided by system 100 to initially gather a relatively large amount of information on the facilities. To generate a report 110 directed toward, for example, the current condition of the facilities systems, the user 102 is presented with a series of questions 114 directed toward various systems in the facility. Examples of the questions that may be presented to user 102 are depicted in screen shots shown in FIGS. 5 through 37.

For example, the user 102 may initially be presented with Section 1.0 Building

Information 126, which lists general information relating to a particular facility or building (FIG. 5). The user 102 has the opportunity to review and revise the listed information relating to the facility and/or building from this page.

The user 102 may further be presented with Section 2.0 Substructure—Footing and Foundations 114 as shown in FIG. 6. The user 102 is required to answer the series of questions provided including, for example, inputting the square footage of concrete footing and foundation with visible cracks or chips that require repair along with a priority rating of the need to address the system within a particular time frame. A Comments Section is also provided allowing the user 102 to provide comments as necessary in the evaluation and for future use.

It is contemplated that a comprehensive series of questions relating to various facilities and/or building systems may be presented to the user 102. The FIGS. list just some of the many various categories of systems that may be queried and include, but are not limited to the following:

-   Section: 3.0 Basement Walls (FIG. 8) -   Section: 4.0 Floor and Roof Deck Construction (FIG. 8) -   Section: 5.0 Exterior Walls (FIG. 9) -   Section: 6.0 Exterior Windows (FIG. 10) -   Section: 7.0 Exterior Doors (FIG. 11) -   Section: 8.0 Roofing (FIG. 12) -   Section: 9.0 Interior Doors (FIG. 13) -   Section: 10.0 Stair Finishes (FIG. 14) -   Section: 11.0 Interior Wall Finishes (FIG. 15) -   Section: 12.0 Interior Floor Finishes (FIG. 16) -   Section: 13.0 Ceiling Finishes (FIG. 17) -   Section: 14.0 Elevators (FIG. 18) -   Section: 15.0 Plumbing Fixtures (FIG. 19) -   Section: 16.0 Domestic Water Distribution (FIG. 20) -   Section: 17.0 Sanitary Waste (FIG. 21) -   Section: 18.0 Storm Water System (FIG. 22) -   Section: 19.0 Boilers/Furnaces (FIG. 23) -   Section: 20.0 Chiller, Condensing Units (FIGS. 24 & 24A) -   Section: 21.0 Cooling Towers (FIGS. 25 & 25A) -   Section: 22.0 HVAC Piping (FIG. 26) -   Section: 23.0 Circulation Pumps (FIG. 27) -   Section: 24.0 Ductwork and Terminal Devices (FIG. 28) -   Section: 25.0 Temperature Control (FIG. 29) -   Section: 26.0 Air Handling Units (FIG. 30) -   Section: 27.0 Ventilation Systems (FIG. 31) -   Section: 28.0 Sprinklers and Standpipes (FIG. 32) -   Section: 29.0 Electrical Service (FIG. 33) -   Section: 30.0 Electrical Distribution (FIGS. 34 & 34A) -   Section: 31.0 Lighting and Power (FIGS. 35 & 35A) -   Section: 32.0 Fire Alarm System (FIG. 36) -   Section: 33.0 Emergency Light and Power (FIG. 37)

It is contemplated that the series of questions relating to various facilities and/or building systems as listed above may be stored in facilities system storage 106 and assessable by system 100 for presentation to user 102. User 102 then answers some or all of the series of questions generating the survey data that may be stored, for example, on user data storage 108.

It should be noted that, while various functions, methods and/or questions have been described and presented in a sequence of steps, the sequence has been provided merely as an illustration of one advantageous embodiment, and that it is not necessary to perform these functions in the specific order illustrated. It is further contemplated that any of these steps may be moved and/or combined relative to any of the other steps. In addition, it is still further contemplated that it may be advantageous, depending upon the application, to utilize all or any portion of the functions described herein.

Additionally, it is contemplated that facility data is also generated and stored, for example, on facilities system storage 106. The facility data may comprise, for example, cost data associated with repair and or replacement of a particular system. The associated costs could also account for the geographic location of the facilities as labor costs are known to vary from one geographic location to the next. Still further, the associated costs could be updated in the system on a periodic basis. The associated costs could take into consideration the time frame within which the work is to be accomplished and also the time of year.

In this manner, the system 100 is able to take into account the following: 1) initial information submitted by the user 102 relating to, for example, an identification of the type of system, manufacturer, model, quantity in the building and previous condition; 2) survey data submitted by the user 102 comprising responses to the questions and comments submitted; and 3) facilities data associated with the series of questions providing for the cost associated with repair and or replacement of a particular system. In this manner, the user 102 is able to generate a relatively complete and accurate report 110 despite having limited knowledge of the facility or the systems associated with the facility.

The system 100 may be used with many differing types of facilities having one or more locations and one or more buildings on each location, in a preferred embodiment the system used for facilities having buildings with at least a minimum of 1,000,000 aggregated square feet. For example, this could include a single building comprising 1,000,000 square feet or multiple buildings that when aggregated comprise 1,000,000 square feet. For example, it has been determined that the larger the facility and subsequently that larger and/or more numerous the associated system(s), the ability of the system 100 to generate a more accurate cost estimate increases.

It iS still further contemplated that that the report 110 can be fully customized and presented to the user 102 in a desired format.

While Sections 3.0-33.0 are provided above as examples of various system categories that may be presented to the user, it should be understood that additional categories may be used. Additionally, the system is customizable such that, the user may select only certain categories of questions to be presented to the user allowing the user to target only certain systems or subsystems. Still further, it is contemplated that once initial building information is entered into the system, the user may decide to generate a report at a later date, for example, a year later. In this example, the user may select only certain categories of for providing information (or updated information). This allows for a targeted approach to the generation of the facilities report requiring less time of the user to generate it, while still providing a highly accurate facilities report.

The system, may in one advantageous embodiment,

automatically import or populate the existing facilities data to into a report that provides current information to the user (e.g., adjusted FCI, etc.) based on the current date. In this manner, the user can either, enter new information relating to facility or provided updated information for over-writing the existing facility data. In either case, the user is provided with increased customizability for the facilities report. Also, the user is able to use existing information that was previously entered into the system to generate a current report on the facility.

Referring to FIG. 38, an example of a Requirement List Report is provided as report 110. The report describes the work to be done as Requirement Name, a Requirement ID is provided, an identification of the system involved is provided described as Prime System, a priority is assigned to the project, systems linked to the prime system are identified, an action date is provided along with a finish date, and an estimated cost is provided. The Requirement List report can take into consideration some or all of the information listed above including the initial information, the survey data and facilities data associated with the series of questions and survey data. In this manner, the user 102 is provided with an accurate and comprehensive report 110 despite having limited knowledge of the existing systems or the facility.

In this manner, the system 100 that generates the report 110 provides for the ability to set up workflows and assign approval rights. For example, a user 102 may input the survey data to generate the report 110 as illustrated in FIG. 38. Another individual may have access to the report 110 for review and/or editing or modification. Various approval rights can be set up to allow for approval to the work identified in the report and for the management of the workflow. The system 100 is fully customizable to accommodate all of these options for the user(s).

Referring to FIG. 39, an example of an Asset List Report is provided as report 110. The Asset List Report includes, for example, a Real Property ID, an asset type, an asset use, a Replacement Value, an asset Utilization and an FCI. This report 110, allows for streamlining of the budgeting process and optimization of lifecycle planning

Referring to FIG. 40, an example of a Funding/FCI Graph is provided as report 110. The graph illustrates funding over time versus the FCI illustrating how the selected funding can affect the FCI. Again, this report ensures accuracy with industry standards, allows for projecting the impact of different levels of spending and allows for the use of industry standard benchmarks.

In addition to the above-mentioned reports, it is contemplated that the user 102 could provide a survey designed to meet a federal mandate. Still further, the report 110 could provide information to user 102 relating to an existing condition in a facility, such as for example, but not limited to, identification of hazardous materials that may reside in the facility. Alternatively, the report 110 may provide information relating to Americans with Disabilities Act (ADA) compliance, life and safety issues and/or energy efficiency. The system 100 is very versatile allowing for fully customization to meet the user's 102 needs.

Referring back now to FIG. 1, it is still further contemplated that a professional 104 may access system 100 to review the survey data submitted by user 102 and in particular, review any comments submitted by user 102. This provides the ability to provide a report 110 that is still further refined providing highly accurate information for capital and budget planning

It should be noted that some of the FIGS. (e.g. 6-37) provide for a “glossary” of information to assist the user in ascertaining the type of system in the facility. For example, the user may be provided with a question relating to the windows in the facility as described in connection with FIG. 10 under the section Exterior Windows. To further aide the user in providing accurate information relating to the facility, the user could access the “See the Glossary” link provided on the page where a number of differing types of windows are described and photographs may be presented. The user is then further aided in selected the correct type of window currently used in the facility to ensure increased accuracy of the report.

FIGS. 41 and 42 depict real-time Cost and FCI Calculations. For example, as a user is presented with series of questions and provides input information relating to action to be taken, the system provides a running Action Cost 200 that indicates to the user the cost associated with the action selected by the user. This provides the user with immediate, real time information relating to the decisions made by the user. Also provided is Survey Cost 202, which provides the user with a running total of the action costs. This again, provides the user with immediate, real time information as the user makes decisions.

If, for example, the user decides, based on a presented Action Cost 200 for a particular action selected, that he/she does not want to

proceed with the selected action, the user can then reverse the selection. In this case, the Survey Cost 202 will be adjusted accordingly.

Also shown in FIGS. 41 and 42 is Survey FCI 206, which indicates to the user how the selected action will impact the FCI of the particular facility associated with the action. As stated previously, this is another tool that allows for immediate, real time information to be presented to the user so the user can see how each decision impacts, not only the cost of the project(s), but also the FCI of the facility.

Referring now to FIGS. 43-45, FIG. 43 is a block diagram depicting a system computer 202 connected to a network connection 204. System computer 202 is connected to a storage 206, which may store a series of options associated with various types of facility systems. Also stored on storage 206 is facility data associated with the various series of options. It is contemplated that a user device 208 may access the system computer via a web page over the network connection. The user device may comprise any type of mobile computing device, but in one embodiment comprises a tablet-type computing device.

A user, accesses the series of options on the user device 208 by via a web page interface. In this manner, the user may physically walk

through a facility and enter information in response to the series of options relating to various facilities systems. Based on the survey information

received from the user device, additional series of options are presented on the user device so as to provide a highly detailed survey of the facility and the systems in the facility.

In one embodiment, the user may take digital photographs (or videos) of particular facilities, systems and/or deficiencies. This digital information may be stored on the mobile device and uploaded to the system computer 102 to be associated with a particular facilities, systems and/or deficiencies in the facility. It should be understood that digital photographs/videos when captured, may be automatically routed to storage 206 and associated with a particular facilities, systems and/or deficiencies.

The system computer 202 receives the survey data and any digital photos and/or videos, and based on this information along with facilities data associated with the series of options, generates a facility report. The facilities report is discussed in connection with FIGS. 41-42 and will not be re-described here.

In one advantageous embodiment, digital photographs and/or video (video clips) may be taken of a facility and/or facility systems and automatically associated with a particular facility based on a location identification. For example, a mobile device may be provided with GPS functionality such that when a digital picture and/or video (video clip) associated with a facility is captured, the system can automatically identify the facility based on a location identification due to the GPS function of the mobile device. In particular, this could occur automatically such that the user need only confirm that the data gathered is associated with a particular identified facility. In one embodiment, the mobile device could automatically identify the mobile device location and present an option to the user to confirm that a file for a particular facility should be accessed and/or opened. Likewise, data gathered at the location can be automatically associated with the facility based on location identification.

FIG. 44 illustrates a screen shot of the web page interface that depicts the “photo browser” option allow a user to manage photos and videos.

The web page includes a view of thumbnail photos of a particular facility. It should be noted that photos/videos can be quickly viewed, adjusted, added/removed, rotated, edited, etc., to ensure that the best photos/videos are associated with a project. Additionally, the order in which the thumbnails are presented can be modified, and the images can be enlarged simply by clicking on the image.

FIG. 45 illustrates another screen shot showing the “Asset Photos” button that allows a user to take a photo or video, or to choose an existing photo or video. The user can (or the system can automatically) associate a particular photo or video with a particular facility and/or system. In still another embodiment, the user can append text or audio to either the photo or video by means of an input (VP) device as depicted in FIG. 43.

Although the invention has been described with reference to a particular arrangement of parts, features and the like, these are not intended to exhaust all possible arrangements or features, and indeed many other modifications and variations will be ascertainable to those of skill in the art. 

What is claimed is:
 1. A system for generating a facilities report for a property, comprising: a mobile device; a system computer comprising a network connection; software executing on the system computer to receive survey data from the mobile device; and software executing on the system computer to generate a facilities report for the property, the facilities report generated based on the survey data. 